Falls Church. Two Mixed-Use Ordinances

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Louisa Stafford
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1 Falls Church Helen Reinecke-Wilt, AICP Principal Planner 1 Two Mixed-Use Ordinances 1999 Mixed-Use Redevelopment Ordinance (By-right offers maximum predicatibility) 2002/03 Special Exception Ordinance (Negotiated process) 2 Falls Church 1

Mixed-Use Redevelopment Tool Not much interest from

Ordinance designed to create mixed-use and offer most

By-right overlay in certain districts as shown on

2 Mixed-Use Redevelopment Tool Not much interest from development community in redeveloping City properties. Ordinance designed to create mixed-use and offer most predictability to applicants. By-right overlay in certain districts as shown on Comprehensive Plan Map. Requires 66-80% of commercial space within the mixed-use project. 3 Comprehensive Plan Map 4 Falls Church 2

3 Mixed-Use Redevelopment Tool Offers flexible buffering standards for interior project area. Includes buffer matrix for adjoining districts. Includes parking reductions per the shared parking matrix. Permits up to a maximum of 25% of area as surface parking. 5 Outcome Has not been successful due to weak commercial market conditions. One project approved prior to crash in office market, so commercial component was not built. 6 Falls Church 3

4 Special Exception for Residential in Commercial Districts City getting lots of interest in redeveloping and particularly in residential development. Had for many years permitted residential above ground floor retail in business districts, but never used before. Now City concerned about a lack of control over mixed-use development in business districts, so created special exception process. 7 Special Exception Allows for mixed-uses in commercial districts in negotiated process. Applicant can also seek height bonus of up to 30 feet for exemplary projects in terms of meeting the 3 primary criteria and 10 secondary criteria, or in terms of offering certain preferred uses. 8 Falls Church 4

5 Special Exception Primary Criteria Conforms with Comprehensive Plan and Design Guidelines Provides for significant net new commercial square footage and allows for mix of commercial and residential uses; and Produces substantial positive net new commercial and residential revenue to the City. 9 Special Exception Secondary Criteria Not disproportionate to surrounding land uses Does not overburden existing community facilities, including schools, transportation, and water and sewer. Provides community benefits, such as affordable housing. Contributes to vibrant, pedestrian-oriented environment. 10 Falls Church 5

6 Special Exception Criteria (Continued) Offers creative use of landscaping, open space and/or public parks, plazas, and walkways connecting to adjoining properties. Provides a variety of commercial services and products that are attractive to and meet the needs of all city residents for entertainment, art, recreation, dining, retail, etc Encourages local or independent businesses 11 Criteria (Continued) Encourages local or independent businesses. Provides for a reduction of single-use parking requirements through the use of shared parking. Encourages multi-modal transportation through design and other techniques, to reduce reliance on vehicles. Utilizes LEED criteria in project design 12 Falls Church 6

Two applications submitted in first few weeks after adoption of

7 Outcome One project almost completed under original special exception provision- one full floor or commercial development. Two applications submitted in first few weeks after adoption of ordinance revision. Several more applications expected in coming months Falls Church 7

8 Outcome continued Projects primarily condominium residential with ground floor retail and asking for maximum height bonuses. 15 Falls Church 8

Reviewing Mixed Use Proposals

MIXED USE ZONING Citizens Guide Supplement 1 Things to Consider in Reviewing Mixed Use Proposals Using an Overlay District vs. Changing Underlying Zoning To achieve well-planned mixed use development,